Permitted Development and Planning Permission

[katanarog]

Hi. I have applied for planning for a new roof on a bungalow, higher than the original, and 2 dormers one at the front one at the rear. The planning officer has hinted, but not confirmed, that I could do the roof and front dormer with planning permission but use permitted development to do the rear dormer. My architect thinks this is wrong and once planning is involved then the whole project is controlled by planning. Anyone had any experience of this or no of a regulation that supports one or other theory.
The rear dormer has been refused permission but the planning are saying remove the rear dormer from the plans and use PD rights to build it.. all very confusing!

 

[Nakajo]

I would be interested to hear your architect's reasoning because it sounds to me from the little information provided that you could do the rear under PD.

 

[freddiemercurystwin]

Yes there's no rules against rear dormers, you can build some almighty monstrosities without PP. Normally it's the front dormers that are refused though!

Unless the Planners are being cheeky and are gonna put a condition on the grant of approval removing PD rights!

 

[Nakajo]

Well, there are listed buildings and conservation areas, etc.!

 

[^woody^]

If it's all part of the same project, then it's always best to include everything on a single application to avoid confusion when selling, or when permission for certain development needs to be proved.

You would only do work separately under PD if it would not be granted permission if applied for - as stated by the planner

 

[LukeB123]

Just be aware that for roof alterations under permitted development, then you are only allowed to add up to a maximum of 50 cubic metres of space (from the original roof) If you use all your "allocation" of cubic metres up by adding a higher roof and adding front dormers, then you need to be careful as the rear dormer may not fall within permitted development, (exceeding the allowance) thus requiring permission.

Worth bearing in mind

 

[Nakajo]

LukeB, I'm not sure that it's right to include that volume (the 'planning permission volume') within the PD allowance. Imagine if you got Planning Permission for the front dormers. You would still have the right to build the back dormer under PD. Any condition attached to a Planning Application is only brought into effect by the commencement of works under that permission - which is why 'Conditions Precedent' are, for the most part, a bit of a nonsense.

 

[katanarog]

Ok... so imagine I got planning permission to build the new roof and front dormer and that was completed would I then immediately after be able to build the rear dormer under PD? Or is there a time period after one lot of works finishing before you could say 'that's existing' now I can extend by 50m cubed..
Thanks for all your thoughts.

 

[Nakajo]

There's no time limit. But permissions sometimes include conditions to restrict the future use of permitted development rights - meaning that technically you would have to enact your rights under PD before enacting the planning permission.